JeffCroweCRE

Housing market/North Carolina/ZIP 28052

ACS 2023 · FY2027 SAFMR

ZIP 28052 Gastonia, North Carolina

Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area · North Carolina. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
36,896
Households
13,734
Median HH income
$46,015
Renter share
47.2%
Median gross rent
$1,058
Vacancy
11.7%
Pop. change
+4.5%
2BR SAFMR
$1,300
SAFMR / rent
1.229×
2–49 unit stock
2,246
LIHTC proj / units
18 / 979
HUD assisted MF
3 / 21

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 28052 · NC — sent to you.

ZIP 28052 · NC

By checking this box you agree that you may be referred to another real estate broker or related service and acknowledge that CENTURY 21 The Avenues licensees and/or affiliates may be paid a valuable consideration for facilitating such referral.

ACS rent vs 2BR SAFMR

ZIP 28052 — Gastonia, NC HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,058
2BR SAFMR$1,300
90% floor$1,170
110% ceiling$1,430

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 28052

  • 1-unit detached11,69075.1%
  • 1-unit attached1481.0%
  • 2–4 units1,3158.5%
  • 5–49 units9316.0%
  • 50+ units2781.8%
  • Mobile1,1997.7%
TypeUnitsShare
1-unit detached11,69075.1%
1-unit attached1481.0%
2 units (duplex)2421.6%
3–4 units1,0736.9%
5–9 units7134.6%
10–19 units1300.8%
20–49 units880.6%
50+ units2781.8%
Mobile1,1997.7%

2–4 unit share 8.5% · 5–49 unit share 6.0% · combined 2–49 14.4%.

Units by bedrooms

Studio
137
1BR
855
2BR
4,928
3BR
8,276
4BR
1,084
5+
281

Rent burden

Rent ≥30% of income51.0%
Rent ≥50% of income25.9%
  • ACS median gross rent $1,058 (all bedrooms, occupied rentals).
  • Median contract rent $764.
  • Renters paying ≥30% of income 51.0%; ≥50% 25.9%.
  • FY2027 2BR SAFMR $1,300 (1.229× ACS median gross rent).

Population

36,896 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +4.5%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 18 projects, 979 units.
  • HUD project-based assisted MF: 3 properties, 21 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 174 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 28052 47.2% of occupied households are renters; vacancy is 11.7%; ACS median gross rent is $1,058; population increased +4.5% between the 2018 and 2023 ACS vintages; the housing stock includes 1,315 units in 2–4-unit structures and 931 units in 5–49-unit structures; 18 LIHTC projects totaling 979 units; FY2027 2BR SAFMR is $1,300 versus ACS median gross rent of $1,058. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

North Carolina research

ZIP 28052 is a Census / HUD profile for Charlotte-Concord-Gastonia, NC-SC, NC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 28052 — Gastonia, NC HUD Section 8 Payment Standards / SAFMR·North Carolina ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
28012Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area31.5%$1,288$1,60028016Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area31.1%$880$1,07028025Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area29.2%$1,223$1,52028026Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area——$1,63028027Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area34.2%$1,433$1,79028031Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area27.9%$1,587$2,00028032Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area24.3%$1,016$1,29028035Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area——$1,89028053Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area——$1,35028054Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area53.2%$1,150$1,52028055Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area——$1,35028056Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area20.7%$1,097$1,390

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is North Carolina research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 28052?

ZIP 28052 (Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area) has 36,896 residents, 13,734 households, a renter share of 47.2%, median household income of $46,015, and ACS 2023 median gross rent of $1,058. Vacancy is 11.7%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 28052?

ACS counts 242 units in 2-unit buildings, 1,073 in 3–4 unit buildings, 713 in 5–9, 130 in 10–19, and 88 in 20–49. Combined 2–49 unit stock is 2,246 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 28052?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,300. See the full schedule and 90–110% payment-standard band on the ZIP 28052 — Gastonia, NC HUD Section 8 Payment Standards / SAFMR.

Does this North Carolina ZIP profile include Georgia listings?

No. ZIP 28052 is Census / HUD research for Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area. Jeff Crowe CRE does not list North Carolina property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.